Rapid City Planning Commission Planned Development Project Report December 8, 2016 Item 7 Applicant Request(s) Case # 16PD057, a Final Planned Development to allow a group home with accessory offices Companion Case(s) #: Development Review Team Recommendation(s) The Development Review Team recommends that the requested Final Planned Development to allow a group home with accessory offices be approved with the stipulations noted below. Project Summary Brief The applicant has submitted a request for a Final Planned Development to allow a youth group home with accessory offices to be located on approximately 3.24 acres of property located on Waterloo Street north of East Omaha Street. Wellfully, previously known as Wellspring, is proposing to locate their group home and offices on the site, as well as additional office space to lease for related social services. The proposed home will provide residential care for up to 44 youth at one time, as well as counseling services, classes, rehabilitation, and medical care for outpatient clients. Off-street parking and a screened outdoor recreational area for clients is also being proposed as a part of this request. The property is located within an existing Planned Development Designation, requiring that a Final Planned Development be approved prior to development of the site. The applicant has requested one Exception to waive the required screening fence adjacent to a residential use and has proposed a landscaping buffer in lieu of the fence. Development Review Team Contacts Applicant: Williams & Associates Architecture, Inc. Planner: Robert Laroco Property Owner: Wellspring, Inc. Engineer: Dan Kools Architect: Williams & Associates Architecture, Inc. Fire District: Tim Behlings Engineer: Renner & Associates, LLC School District: Kumar Veluswamy Surveyor: Renner & Associates, LLC Water/Sewer: Dan Kools Other: DOT: Stacy Bartlett Address/Location Neighborhood Subdivision Land Area Existing Buildings Topography Access Water Provider Sewer Provider Electric/Gas Provider Floodplain Other Subject Property Information East of South Waterloo Street, north of Racine Street North Rapid Neighborhood Eastbrooke Subdivision 3.24 acres, approximately 141,135 square feet No existing structures Level South Waterloo Street, Racine Street Rapid City Rapid City Black Hills Power/ Montana Dakota Utilities Federally Designated 100 Year and 500 Year Floodplain
Subject Property and Adjacent Property Designations Existing Zoning Comprehensive Plan Existing Land Use(s) Subject Property GC/PDD Employment campus No development Adjacent North MDR/PD Urban Neighborhood Multifamily housing Adjacent South GC Mixed Use Commercial, Car dealership Revitalization Corridor Adjacent East GC/PD Mixed Use Commercial, No development Revitalization Corridor Adjacent West FHD Parks and Greenway, Roosevelt Park, Ice Arena Regional Recreation Destination Zoning Map Existing Land Uses
Comprehensive Plan Future Land Use Parks or Transportation Plan
Relevant Case History Case/File# Date Request Action 10PD046 9/29/10 Planned Development Designation Staff approved with stipulations Relevant Zoning District Regulations General Commercial District Required Proposed/Existing Lot Area No minimum required 3.24 ac, approximately 141,135 sq ft. Lot Frontage No minimum required Approximately 275 ft Maximum Building Heights 4 stories, 45 feet 2 stories, 37 ft Maximum Density Maximum 75% 9.8% Minimum Building Setback: Front 25 ft to S. Waterloo St. 135 ft Rear 0 ft to east lot line 243 ft. Side 25 ft to north lot line 0 ft to south lot line 31 ft to north lot line 99 ft 8 in to south lot line Street Side 25 ft to Racine St. >100 ft to Racine St. Minimum Landscape Requirements: # of landscape points 127,347 points required 194,170 points proposed # of landscape islands 1 required 1 provided Minimum Parking Requirements: # of parking spaces 54 spaces required 75 spaces proposed # of ADA spaces 3 ADA/ 2 van accessible 4 ADA/ 2 van accessible Signage Per RCMC Per RCMC, no LED signage proposed Fencing Per RCMC 6-ft-tall opaque vinyl screening fence proposed for outdoor courtyard and recreational area Planning Commission Criteria and Findings for Approval or Denial Pursuant to Section 17.50.050.F.5 of the Rapid City Municipal Code the Planning Commission shall consider the following criteria in a request for a Planned Development: Findings 1. There are certain conditions pertaining to the particular piece of property in question because of its size shape, or topography; 2. The application of these regulations to this particular piece of property would create a practical difficulty or undue hardship; 3. Exceptions to the underlying zoning district, if granted, would not cause undue hardship to the public good or impair the purposes and intent of these The property is comprised of approximately 3.24 acres of level, grass covered land in a central area of the City developed with a mix of commercial, residential, and City Park development. There are no conditions on the property which may limit development due to size, shape, or topography. The applicant is proposing to operate a group home with accessory offices on the property. A group home is a conditional use in the General Commercial District. In addition, the property is located within an existing Planned Development Designation, requiring that a Final Planned Development be approved prior to initiation of construction on the site. The application of these regulations on this piece of property does not create a practical difficulty or undue hardship. The applicant has requested one Exception to waive the required screening fence adjacent to the apartment complex located on the north side of the property. In lieu of the required screening fence, the applicant is proposing a row of large spruce trees adjacent to the property line and
regulations; 4. A literal interpretation of this chapter would deprive the applicant of rights that others in the same district are allowed; 5. Any adverse impacts will be reasonably mitigated; 6. The requested exception to the underlying zoning district standards is an alternative or innovative practice that reasonably achieves the objective of the existing standard sought to be modified. to provide a 6-foot-tall opaque screening fence around the proposed courtyard and all recreational areas. Due to elevation differences between the subject property and the adjacent property to the north, the proposed large trees will provide better buffering between the commercial residential uses than the required fence would. The requested Exception will not cause undue hardship to the public good or impair the intent of the Zoning Ordinance. Based on the conditional uses proposed on the site, and the previously approved Planned Development Designation on the property, a Final Planned Development must be approved for the property prior to construction on the site. A literal interpretation of this chapter does not deprive the applicant of rights that others in the same district are allowed. The proposed landscaping buffer adjacent to the northern lot line as well as the proposed screening fence located along the perimeter of the proposed courtyard and playfields will ensure that potential noise impacts of the proposed use will be reasonably mitigated from the adjacent apartment complex. All other land area regulations for the General Commercial District are being met as a part of this request. It appears that potential adverse impacts of the proposed group home are being mitigated to the greatest extent possible. The applicant is proposing to construct a group home and accessory offices to provide care for up to 44 residents and additional outpatient clients. In order to sufficiently buffer the proposed development from adjacent residential uses, the applicant is proposing to install a landscaping buffer comprised of spruce trees along the northern property line in lieu of providing a screening fence on the property line. In addition, interior portions of the site will still be screening with a 6-foot-tall vinyl, opaque screening fence. The requested Exception will allow a vital community service to improve its location and facilities in the community while sufficiently buffering the office use from the surrounding neighborhood. The requested Exception is an innovative solution that achieves the objectives of the Zoning Ordinance. Planning Commission Comprehensive Plan Policy Guidance for Approval or Denial In considering an application for approval or denial the Planning Commission finds that the application either complies or does not comply with the following values, principles, goals, and policies within the Rapid City Comprehensive Plan: Comprehensive Plan Conformance Core Values Chapters A Balanced Pattern of Growth BPG-1.2A Priority Infill Areas: The proposed development is located in an area which has remained undeveloped for a number of years. The proposed development will encourage additional commercial development along a Revitalization Corridor and at the intersection of the identified Arterial Streets on the City s Major Street Plan.
A Vibrant, Livable Community LC-1.1A Innovative Design: The proposed development incorporates a number of architectural features, color schemes, and landscaping design features to ensure that the development in unique and innovative. A Safe, Healthy, Inclusive, and Skilled Community SHIS-3.3A Faciltiy Coordination: The proposed group home will relocate a necessary social and health service provider to an easily accessible area located along two City bus routes and in close proximity to clients. In addition, Wellfully intends to rent office space to related services, in order to consolidate these services for future efficiency and easy access. Efficient Transportation and Infrastructure Systems Economic Stability and Growth Outstanding Recreational and Cultural Opportunities Responsive, Accessible, and Effective Governance GOV-2.1A Public Input Opportunities: The Final Planned Development requires notification of surrounding property owners within 250 feet and posting of a sign on the property. These notification requirements allow public input into the proposed development. As of this writing, there have been no inquiries into the requested Final Planned Development. Comprehensive Plan Conformance Growth and Reinvestment Chapter Future Land Use Plan Designation(s): Employment Campus Design Standards: GDP-EA2 Building Design and Character: The applicant has included a variety of techniques intended to enhance the design and character of the building, including: Varied architectural features, including the use of articulations protruding out of and recessing into the structure, glass, and building material variations. Use of design and pattern on the façade, including bright colors, geometric designs, and animal/rainbow murals. Including variations on the height of the building as well as landscaping/artistic features to break up the mass of the building. Comprehensive Plan Conformance Neighborhood Area Policies Chapter Neighborhood: NR-NA1.1A North Rapid Neighborhood Neighborhood Goal/Policy: Reinvestment Areas: Reinvestment along East Omaha Street is an identified objective of the North Rapid Neighborhood policies. The Development Review Team notes the following findings with regards to the requested Final Planned DevelopmentRecommends that the request for a Major Amendment to the Planned Development be approved for the following reasons:
The requested Final Planned Development will allow for Wellfully, previously known as Wellspring, to operate a youth group home with accessory offices on the property. The applicant has requested one Exception to waive the required screening fence adjacent to the apartment complex located north of the property and is proposing to install and maintain a row of large spruce trees instead. The requested Exception will provide a better buffer between the proposed and existing uses based on the unique design of the property, elevation differences between the two properties, and additional screening fences proposed on the interior of the site. The proposed development of this site will located critical social and health services in proximity to clientele and in proximity to transit systems and the City s major street network. In addition, the availability of additional office space on the property for related services will consolidate and ease access to these services for clientele. The Development Review Team recommends that the requested Final Planned Development be approved with the following stipulations: 1. The requested Exception to waive the required screening fence adjacent to a residential use is hereby granted, provided that a row of large coniferous trees be installed and maintained along the northern property line so as to provide a visual and noise buffer to adjacent residential uses; 2. Prior to issuance of a building permit, an executed and recorded copy of a drainage easement on Lot 3 for the proposed private storm sewer shall be provided; 3. All signage shall comply with the requirements of the Rapid City Sign Code. No Light Emitting Diode (LED) message centers are being approved as a part of this request. The addition of LED message centers shall require a Major Amendment to the Planned Development. A sign permit shall be obtained for each sign, and; 4. This Final Planned Development shall allow for a group home and accessory office to be constructed on the property. All requirements of the General Commercial District shall be maintained unless specifically authorized as a stipulation of this Final Planned Development or a subsequent Major Amendment to the Planned Development. All uses permitted in the General Commercial District shall be permitted contingent upon provision of sufficient parking and an approved building permit. All conditional uses in the General Commercial District shall require a Major Amendment to the Planned Development.
Rapid City Community Planning & Development Services Development Review Advisories Disclosure: The Development Review Team has created this list of Advisories as a courtesy for your specific application. This is not a complete list. All City, District, State, and Federal requirements must be continually met. Applicant Request(s) Case #16PD057 A Final Planned Development to allow a group home and accessory office on the property Companion Case(s) ADVISORIES: Please read carefully! 1. A building permit shall be obtained prior to any construction. A Certificate of Occupancy shall be obtained prior to initiation of the use; 2. An air quality permit shall be obtained for disturbances of earth greater than one acre; 3. All construction plans shall be signed and sealed by a registered professional pursuant to SDCL 36-18A; 4. All requirements of the currently adopted Building Code shall be met; 5. All requirements of the International Fire Code shall be met; 6. All requirements of the Rapid City Infrastructure Design Criteria Manual and Rapid City Standard Specifications shall be met; 7. All erosion and sediment control measures shall be installed and continually maintained as necessary; 8. ADA accessibility shall be maintained throughout the site as necessary; 9. All parking shall be installed and maintained in compliance with the requirements of the Rapid City Parking Ordinance; 10. All landscaping shall be installed and maintained in compliance with the requirements of the Rapid City Landscaping Ordinance, and; 11. All lighting shall be designed to preclude shining on adjacent properties and rights-ofways, so as not to create a nuisance to neighboring properties and traffic.